Enormous, elevated, and expensive, that’s what makes a penthouse! Real estate agents have been known to take anything that isn’t in the basement and call it a penthouse. Optimistic marketing has its limits, though, for example when the square footage gets measured in non-standard inches. What the real world considers a penthouse and what a real estate agent will market as a penthouse aren’t the same thing, so we offer this helpful guide to help you find the actual penthouse homes in a world of perhaps overly optimistic penthouse marketing.
The modern usage of the word penthouse traces back to the early 1920s and refers to the small structures on the roofs of skyscrapers that typically housed mechanical equipment. The current usage of the word Penthouse came into usage with the arrival of skyscrapers… which is a very big hint as to where actual penthouse homes are to be found.
Tall Building Required
Be at or very near the top floor of a tall building.
Small, short buildings can have lovely top-floor homes, but they aren’t penthouses. Until modern construction methods and materials came along, the tallest buildings were relatively short. Once steel become inexpensive, elevators became trusted, and inner city real estate became expensive the only direction to build was up!
Luxury Finishes
A penthouse home should be finished in materials and offering features not available on other floors of the building. More is a more, and in a penthouse that could mean more ceiling height, more marble in the kitchen, more expensive appliances and fixtures, rare floor finishings or other rare and valuable materials and finishes.
Unique Perspective
A penthouse home offers guests and owners a unique perspective or rarely available view or outlook. From aerial views of a city to unobstructed bridge views or a special outlook on a park, a penthouse home is not only a special place but ideally also offers a special perspective on the city it is built in.
Private Outdoor Space
While it isn’t mandatory, the other item a penthouse home generally will have is private outdoor space. Penthouse homes are homes designed with entertaining in mind, and having outdoor space that is private to the home and not shared with other homes in the building is another defining characteristic of penthouse homes.
What Isn’t a Penthouse Home
Top floor homes are delightful! A top floor home generally has more value than a lower floor home, even if that top floor home isn’t a penthouse. While being at the top is a requisite for penthouse status, simply being at the top does not automatically qualify a home as a penthouse.
A top floor home with the same finishes as the homes on lower floors? That’s a top floor home, but not a penthouse.
A top floor home with no special outlooks? That’s also not a penthouse.
A top floor home with no private outdoor space. If you have to share with neighbors, it probably isn’t a penthouse.
A top floor home with luxury finishes and a view of Alamo Square and a roof deck… is not a penthouse home if the top floor is the 2nd story of the building.
Penthouse or Not?
We say that double-height ceilings, 1/2 floor layout, private outdoor space, and direct-to-residence elevator access more than qualify residence 41A at The Lumina as a genuine penthouse. 41B, the other half of the top two floors, is also available. Both are offered as shells for custom build-outs, another feature generally not available to new construction buyers in San Francisco.
This home at 1731 Powell in North Beach clears the 40′ North Beach height limits and has phenomenal views. However, it’s in a smaller mid-rise building. We love the home but we don’t think it meets the criteria for a penthouse.
The Harrison in South Beach is offering this half-floor residence as part of its “signature collection” of 1/2 floor homes marketed as penthouses on the 45th through the 49th floor. Floors 45 – 48 offer two homes per floor. The finishes are the same as in other homes in the building, and the only unique feature is the size of the home and its relatively high location in the building.
While floors 45 – 48 offer 1/2 floor homes at The Harrison, the 49th floor is primarily occupied by Uncle Harry’s, the luxurious owners’ lounge at The Harrison. However, the 49th floor has one home, an average size 2/2 plan that doesn’t offer a unique layout, unique finishes, or have private outdoor space. It also shares the 49th floor with Uncle Harry’s — and it’s entirely plausible to think that people might be a little rowdy and boisterous when going to or coming from the owners’ lounge. It’s a lovely home, but no penthouse. More like the black sheep of penthouse homes.
MIRA's Panorama Collection, an exclusive selection of homes on the top five floors of the 40-floor, spiraling tower, is comprised of luxury three-bedroom, three-bathroom condominium residences with expansive City and bay views, high ceilings, spacious floor plans, elevated finishes, and...
Open to Sanchez's Slow Street + 24th Street's village, w sweeping views, and a 97 WalkScore, this 3BDR/2BA condo has it all! Light filled, open floor plan, detached on three sides, w classic architectural details. Open living, dining and kitchen...
Wonderful easy living renovated home with lovely garden and separate bright and sunny gym or office. Golden Gate Bridge Views from main top level. Easy access to garden from all 3 floors including primary bedroom. 4 Bedrooms, 3.5 baths. Sunny...
3BR/2BA Remodeled Edwardian Home ideally located off Clement Street corridor with access to incredible restaurants/shops, the Sunday farmer's market, Mountain Lake Park, the Presidio, Laurel Village, and GG Park. Walkout deck off kitchen that overlooks east facing yard. 3000ft lot....
Nestled in the historic Mission District sits a 3 BD 1.5 BA condo that effortlessly blends Victorian details with modern design. Enter an open layout with the living, dining, and kitchen spaces flowing together. Inviting exposed brick and hardwood floors...
Discover urban living at its finest in this chic loft at 49 Zoe Street. Located in a vibrant neighborhood, this extensively renovated home loft offers 1 bedroom, 2 full baths, and 930 sq. ft. of modern elegance. Soaring ceilings with...
Newly Constructed in 2014, 2735 Baker Street is a stunning contemporary residence meticulously designed with exceptional craftsmanship. Featuring 4350sf of opulent living space, 4 spacious bedrooms, including a versatile lower level studio, a home office/5th bedroom, and 4.5 luxurious bathrooms....
Rarely does one have the opportunity to own a home this spacious in such an idyllic location. Welcome to 653 Noe St where each level has its own unique feel, all of which evoke a sense of openness, calm, &...
This sunny two bedroom, one bath flat is located on coveted Linda Street in the very heart of the Mission Dolores neighborhood across from the Mission Pool, tennis courts and soccer field, and just a block from beloved Dolores Park...
Experience unparalleled luxury in this stunning, light-filled three-bedroom, two-and-a-half-bathroom masterpiece, perfectly nestled in the coveted North Slope of Potrero Hill. Just steps away from the vibrant shops and gourmet restaurants of 18th Street, this home is the epitome of style...
Charming, light-filled, detached, single-family home with a gorgeous, low-maintenance fenced-in backyard perfect for kids or dogs. This ideal location is quiet, with great light and partial ocean views with gorgeous sunsets. Very walkable location only a block from transportation and...
Contemporary 1BR/2BA home in the heart of Dogpatch! This sophisticated loft features an open & flexible floor plan that's perfect for entertaining matched with beautiful finishes throughout. On the main level, there is a modern kitchen with granite countertops &...
Finally, we have this stunning full-floor co-op flat in Pacific Heights. It’s not the top floor in the building; it is one level below that. However, it is one of only two homes in the building that offers a full-floor layout, and it does offer some pretty spectacular views. Given the views and size, we’re inclined to agree with the penthouse moniker for this stunning home.
That’s our take on penthouse homes for sale in San Francisco. What are your thoughts?
